Table of Contents Introduction ....................................................... 2 Purpose of these Guidelines .............................. 3 Existing Conditions ............................................ 4 Analysis of Existing Conditions ........................... 5 Strip Mall ............................................................... 6 Large Retail Box. .................................................. 7 Small Isolated Box ................................................ 8 Composite .............................................................. 9 Storefront Design Guidelines ............................ 10 Program Area .................................................... 11 How to Use the Guidelines ................................12 Tools ......................................................................13 Architectural Idioms ............................ 14 Maintenance ...........................................17 Semi-Public Space ............................................ 18 Paving ...................................................................20 Urban Furniture ...................................................21 Landscaping ........................................................31 Lighting .................................................................32 Buildings and Façades ....................................... 33 New Buildings .......................................................34 Buildings Elements ..............................................35 Lighting .................................................................42 Architectural Signs .............................................43 Colors and Materials ......................................... 4 6 Colors ...................................................................47 Materials ..............................................................50 City of Lauderdale Lakes Storefront Design Guidelines
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Introduction
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Introduction
PURPOSE OF THESE GUIDELINES The main objective of these Guidelines is to provide the framework for the long-term improvement of the visual quality of the commercial structures along the corridors of State Road 7 and Oakland Park Boulevard, thus increasing their economical value and market appeal. The Guidelines attempt to reach the stated goals by supporting the rise of an overall sense of place, while keeping the recognizability of each element along the corridor. At the same time, important functional aspects such as the perception of safety, pedestrian comfort and accessibility, cannot be separated from the perceptual components of the Corridor’s identity. The Guidelines are intended to provide guidance to businesses and City Departments, which are contemplating undertaking improvements within the City of Lauderdale Lakes, Florida. Ultimately are intended to assist applicants to understand the City design goals and thus facilitate a more efficient review process. Participants in the City of Lauderdale Lakes Façade Improvement Program will be required to follow these Guidelines in the renovation of their commercial properties in return for access to financial resources and incentives from the City or the local Community Redevelopment Agency.
EXISTING SPATIAL TYPES
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Existing Conditions
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Analysis of Existing Conditions
ANALYSIS OF EXISTING CONDITIONS ·
STRIP MALL
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LARGE RETAIL BO X
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SMALL ISOLATED BO X
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COMPOSITES
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Analysis of Existing Conditions Strip Mall ·
STRIP MALL
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Analysis of Existing Conditions Large Retail Box ·
LARGE RETAIL BO X
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Analysis of Existing Conditions Small Isolated Box ·
SMALL ISOLATED BO X
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Analysis of Existing Conditions Composites ·
COMPOSITE
(Large retail box with smaller isolated boxes on the perimeter)
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Design Guidelines
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Storefront Design Guidelines Program Area PROGRAM AREA The area of study lies within the boundaries of the Community Redevelopment Area of the city of Lauderdale Lakes, along State Road 7 and Oakland Park Boulevard. Development in the area is predominantly commercial.
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Storefront Design Guidelines How to Use the Guidelines HOW TO USE THE GUIDELINES ·
Read the Guidelines. Consult the City staff before you purchase materials or solicite design and construction services. ·
The staff shall be able to provide you with technical information and design alternatives to achieve the highest quality design for your investment.
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Your original design may meet some of the guidelines better than others. The City staff will weight the overall effect of the design considerations.
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Use photographs of your and adjacent properties to show how your proposed changes will affect them.
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Carefully review the financial assistance program requirements in order to prepare a complete grant application.
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Call the Director of the City Department of Community and Economic Development to request assistance and share your plans and aspirations.
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Proposals for building construction, site improvements or the erection of signs will require the submission of final plans and applications to the Building Department for the issuance of a building permit.
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Storefront Design Guidelines Tools: Architectural Idioms TOOLS: ·
ARCHITECTURAL IDIOMS:
The design of each separate structure or ensemble shall be consistent with a single architectural “idiom”. “Idiom” refers to a series of stylistic features – compositional strategies, material, ornamental and color palettes, assortment of structural and decorative elements– distinctive for a style or form of artistic expression that is characteristic of a period or region. The use of the following architectural “idioms” is encouraged: · · ·
Tropical Vernacular Mediterranean Contemporary
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Storefront Design Guidelines Tools: Architectural Idioms: Tropical Vernacular ·
TROPICAL VERNACULAR Architecture in tropical regions of the world makes use of a series of resources to address the challenges of the climate and the bright light. As seen in Florida and the Caribbean basin region, common elements include the use of wide eaves, verandahs, light filtering devices such as lattices, grills, louvers and stained glass panes, the presence of louvered shutters and jalousie windows and doors. The buildings are simply composed. Lightwood and metal construction, with wood-clad walls and metal or flat tile roofs are frequent. The colors are usually bright and bold.
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Storefront Design Guidelines Tools: Architectural Idioms: Mediterranean ·
MEDITERRANEAN Mediterranean is a favorite of South Florida since the end of the past century, as seen in Palm Beach, Coral Gables and other communities. It is based on vernacular and classical traditional architecture of Spain and Italy mainly. Heavy stuccoed masonry walls, Tuscan columns, pared down classical ornamental details, and barrel tile roofs are trademarks of this idiom. The buildings are articulated with loggias, iron-grilled balconies with eaves, massive towers, shaded patios. The colors are usually pastels, with darker colored openings.
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Storefront Design Guidelines Tools: Architectural Idioms: Contemporary ·
CONTEMPORARY The history of “contemporary” idioms in the South Florida region starts with the extraordinary display of Art Deco building in Miami Beach up to the present day eclectic constructions. Bold compositional moves, cantilevered beams and thin concrete slabs, flat roofs characterize the modern movement buildings. Typical materials are concrete, stucco, block, and metals, painted and chromed. Decoration when used is geometrical and abstract. Primary colors and white are favorite in the contemporary palette.
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Storefront Design Guidelines Tools: Maintenance MAINTENANCE Effective long-term maintenance is a very important part of any revitalization effort. Regular maintenance helps to avoid costly repairs and contribute to preserve an attractive image. High priority should be accorded to weather protection items, such as:
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Roof repair and replacement Exterior wall repair and painting Replacement and repair of flashing and caulking Replacement of broken glass Repair or replacement of defective storefront, window, and door framing
RUSTING METAL; DECAYED WOOD ELEMENTS
Periodic inspections should be undertaken to ensure that existing architectural features remain in good condition. A regular maintenance program should include, among other measures, the following:
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Cleaning of exterior glass and fixtures Periodic cleaning of gutters, roof drains, etc. Repair of lighting fixtures and replacement of light bulbs Repainting of façade elements Landscape irrigation, fertilizing, pruning, etc. Replacement of faded or torn canvas awnings and its framing Inspection of dumpster areas
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Semi-Public Space
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Semi-Public Space
SEMI-PUBLIC SPACE The area between your property line and the structures, usually set back in the lot, is very important to the appeal businesses have on passing would-be customers. It is a real challenge, and also an opportunity to make a statement about your business. Do not over-design. Avoid the Disneyland look. Be careful in the selection of street furniture. Many imitations of antique elements, such as lampposts and the like, are realized with poor craftsmanship and the translation to modern materials is often inadequate. Coordinate all the elements with the structures they surround. Strive towards using a coordinated “family” of street furniture elements, using few different materials and ornamental motifs. Factor in your selection the resistance to the weather, vandalism and ease of maintenance of the elements. Last but not least, remember that compliance with accessibility requirements for disabled persons is not just an addition to a project, but it should be incorporated into the design from the beginning of project planning.
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Semi-Public Space Paving ·
PAVING
A consistent layout of paving materials and patterns contributes towards a unifying effect towards a public or semi-public environment, and reinforce a sense of place. Paving also provides a feeling of continuity, particularly where a single material/design is used for edges and curbs. Compose the paving in three hierarchically defined levels, with a neutral backdrop, with more ornate pathways or features, and finally create a focus of attention within the later. Use a restricted vocabulary of materials, colors, textures and level changes to reflect the qualities of the place. When choosing your materials, consider also
· · · · · · ·
Usage, pedestrian or vehicular, accessibility requirements; Cost, both for installation and maintenance; Strength and weather resistance; Jointing and bonding, construction type (prefabricated or in situ construction); Drainage; Practical implications of texture and color selection; Appropriateness to the character and architecture of the place.
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Semi-Public Space Urban Furniture ·
URBAN FURNITURE
Urban furniture adds to the sensation of comfort and care of any urban and semi-public space. Gateways Free-Standing Signs Signage Edges Tree surrounds, planters Seating Amenities: Trash bins, Drinking fountains, Bike racks, Payphones Banners, Flagpoles Water features, Public Art
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Semi-Public Space Urban Furniture: Gateways ·
GATEWAYS Gateways may form strong focal attractions, and define a sense of arrival and orientation in confusing urban environments. Gateways may incorporate other functions, such as vending, entrance control, and contribute to identify a property.
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Semi-Public Space Urban Furniture: Free-Standing Signs ·
FREE-STANDING SIGNS A necessity when the buildings are setback in the lot, a free-standing sign can be used to your advantage to enhance the property. They have to be considered in the context of the neighboring properties. It is important to control the visual pollution of the streetscape. If combined with a strong architectural element, such as a tower or a gateway, the sign works more effectively. These signs are subject to special permitting procedures and Zoning requirements, as any other signs. Check the requirements before planning. Free-standing signs should be designed to harmonize with the character of the other buildings in the property. Architectural features, materials and colors should be coordinated. Proper lighting is important. Avoid the appearance of clutter by defining the area accorded to the different individual signs. Identify your property with a recognizable and unique name. Display it in the sign. Use adequate landscaping around the monumental sign to enhance its location without masking it. Do not use neon, moving parts or gaudy illumination features to highlight your free-standing sign. Billboards and rooftop signs are not allowed by the City code.
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Semi-Public Space Urban Furniture: Signage ·
SIGNAGE A sign system is necessary in order to get necessary information, directions, traffic control, safety, place identification, etc. (For a discussion of commercial signs, see under “Architectural Signs” on page 43.) Rationalize signage to avoid clutter. Fix signs to walls, or combined into one pole or other structure carrying other urban furniture elements. A signage system should take in account and coordinate the following factors: attachment methods, heights, size and shapes, materials, typeface and background design and color, logotypes and emblems. Signs would be different according to the intended user speed, distance and familiarity with the sign and the location. Check applicable local zoning and building codes and regulations. Use standardized international or nationally used traffic or safety signage.
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Semi-Public Space Urban Furniture: Edges ·
EDGES Edges can be defined physically by landscaping elements (hedges), fences, railings, balustrades or bollards. Fence material and design should be consistent with the main structures architectural idiom. Appropriate materials for fencing are stuccoed masonry, metal grillwork, masonry screens. Chain-link and wood fences are not appropriate if they are visible from the street. Use bollards, fixed or removable, to provide flexibility of access without screening. Bollards can be combined with lighting for a pedestrian oriented look. Integrate edges with other features, such as changes of level, seating, raised planters, shelters and kiosks.
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Semi-Public Space Urban Furniture: Tree Surrounds, Planters ·
TREE SURROUNDS, PLANTERS The use of tree grates gives a more sophisticated air to the site. They protect the trees in intensively used pedestrian areas. Coordinate them with the paving and other urban furniture details. Create “special” trees by placing well-designed tree guards around them. Tree surrounds can be designed to allow seating or leaning on them.
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Semi-Public Space Urban Furniture: Seating ·
SEATING Seating in these areas does not have to be necessarily for a long term use. The possibility of casual seating, either in an outdoor area or in an arcade, may look attractive to many pedestrians, especially in the context of big expanses of parking or long arcades. Group casual seating, combined with other functional elements, such as planters, trash bins, low walls and railings, in significant spots. Place them in areas protected from the elements. When choosing a seating design look at the comfort, heat absorption, low maintenance and resistance to vandalism and weather.
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Semi-Public Space Urban Furniture: Amenities ·
AMENITIES: TRASH BINS, DRINKING FOUNTAINS, BIKE RACKS, PAYPHONES Amenities should be visible and convenient, but not obtrusive. They are optional in outdoor areas, but in well-designed commercial retail facilities they are a necessity. Among the more common amenities, let’s mention Trash bins, Drinking fountains, Bike racks, and Payphones. Cluster amenities with seating in focus areas, for maximum effect. Do not forget to coordinate materials, colors and design with the rest of the components of the project. Choose designs that are vandal-proof, easy to maintain and clean. Remember compliance with accessibility requirements, not only for disabled persons, but children and older people as well. Locate trash bins at least every 75 feet. They should have protective lids and drainage for rainwater.
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Semi-Public Space Urban Furniture: Banners, Flagpoles ·
BANNERS, FLAGPOLES Banners and flagpoles add to the festive character of a commercial structure. Use them with moderation to avoid visual pollution and competition with signs. Banners can be designed by artists. Choose carefully fabric material, method and height of attachment, etc. Keep Building codes in mind as you plan such improvements. Consult with City staff prior to making any investment decisions. Regular care and maintenance is required to avoid having a “festive” atmosphere deteriorate into a signal of carelessness.
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Semi-Public Space Urban Furniture: Water Features, Public Art ·
WATER FEATURES, PUBLIC ART Water features can be still, such as water mirrors and ponds, or active, such as fountains, cascades, streams. When choosing design and location of a water feature, consider movement, sound, cooling effect, reflection, and wind effect. When possible, locate moving water features in the sun to exploit the sparkling qualities of the water. Reflective surfaces work best in the shade, or with a dark pool base. Incorporate lighting in your design since the beginning. Do not forget practical issues such as water filtering and oxygenation, safety, vandalism. Incorporating some kind of public art into your project not only adds attractiveness to it, but it also may be used as an effective conveyor of meaning. You may use murals (painted or ceramic, made in situ or pre-manufactured), bas-reliefs, round sculpture in several materials, etc.
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Semi-Public Space Landscaping ·
LANDSCAPING
A carefully planned and regularly maintained landscaping increases the visual appeal of any property. The visual challenge of the landscaping in this urban environment is to appeal to fast passing motorists to the existing structures, usually setback a hundred feet from the edges of the corridor. Landscaping reduces the heat, both real and perceived, screens properties from noise, protects parked automobiles from the sun, and provides a contrast, in color, texture and geometry, to the neighboring buildings. Retain the services of a landscape architect to achieve a better result. Plan your planting using the principles of xeroscaping (water conserving landscaping). Plan for automatic irrigation and easy maintenance. Provide five feet wide islands with shade trees between facing rows of parking. End the rows of parking with islands, too. In restricted spaces try using raised planters, box planters, trellises. Do not fail to check applicable Codes and regulations prior to making changes. Consult with City staff as necessary to obtain clarity and direction regarding local codes and standards.
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SPECIES SELECTION The Community Development Department can advise you on the preferred planting species, including shade trees and palms, shrubs, ground covers and sod species. City staff can also advise you on the species deemed pernicious, the usage of which is either forbidden or discouraged. Recommended plants would be classified according to its function in a landscape design, such as shade, accent, screens (hedges), etc. Native trees should be given priority. Make every effort possible to save existing trees.
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Semi-Public Space Lighting ·
LIGHTING
Lighting fixtures for exterior areas shall harmonize with the structures in scale and architectural character. No lighting fixture should be bigger than twice the height of the roof of the main body of the building. Parking lots and other open areas must comply with City requirements for illumination level, uniformity, glare control and light trespass. Pedestrian areas, such as plazas, pathways, courtyards require a more thoughtful integration of the luminaire appearance with the architecture. Scale the lighting by using lighting fixtures in a coordinated scheme involving three dimensions:
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Vehicular utilitarian, in parking and driveways; Pedestrian amenity lighting: 9 to 14 feet tall pole-mounted fixtures in plazas and wide pathways, bollards for narrower pathways or landscaped areas, bulkhead fixtures in steps or ramps; Decorative: floodlighting of special features, or even foresee the installation of multiple lighting and special effect lighting for special occasions and events.
Carefully choose the lighting source according to the required illumination levels and the desired color temperature and rendering index. When selecting lighting fixtures, consider also resistance to weather and vandalism, ease of maintenance, flexibility of attachment methods, possibility of combining with signage and structures.
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Buildings & Façades
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Buildings and Façades New Buildings BUILDINGS AND FAÇADES ·
NEW BUILDINGS
Addition of new structures to the corridor is a necessity. Some of the existing structures are aging or inadequate, and there is a significant percentage of under-developed land and vacant lots. Plan the front of the building to face the street. Avoid lengthy, unbroken facades. Articulate the façade by the use of arcades, loggias, porches, and verandas. New and remodeled buildings shall provide accessibility for disabled persons in compliance with State law. Create highlights by adding height variations to the structure by means of towers, pinnacles, or an interesting parapet or roofline. A colonnaded arcade is essential to a shopping mall for protection from the weather and the interest it adds to the building itself. Consider combining different uses in the same structure, as allowed by the Zoning code. Place the parking lots, if possible on the back of the lots. Whenever possible, merge parking areas to increase efficiencies. Do not over-design the number of parking lots. Provide adequate landscaping –shadow trees, sodded islands. Make sure there is adequate buffering between parking and service alleys and adjacent residential areas.
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Buildings and Façades Building Elements: Roofs · ·
BUILDING ELEMENTS ROOFS New roofs should be visible from the street. Sloped roofs are preferred to flat roofs. Roof edges shall project enough beyond the façade as to be able to cast a shadow. Enhance the roofline with articulating elements, such as gables, porches, dormers, finials, etc. (See Façade articulation on page 38 below). Reserve bigger elements, such as towers, clocks, etc, for important points of the building, such as entrances, changes in occupancy and use, and others. If you have a flat roof, add interest to it by using the parapet surface and profile. Roof mounted signs are prohibited. Not recommended roof materials, when visible from the street or the adjacent pedestrian spaces, include asphalt, fiberglass or cedar shingle, slate, membrane roofing types. The roof is a very important component of the architectural character of your building. Different architectural idioms necessitate different roof types: ·
Tropical Vernacular Roof Types:
Hipped sloped roofs, with generous eaves (more than 6 feet). Preferred materials include metals with a metallic finish or bold colors, or flat tile, interlocking or not, made of clay or concrete and painted in light hues. The roof is usually very simple in outline, but may be combined with smaller flat roof portions. It usually drains free or to gutters. ·
Mediterranean Roof Types:
Typically pitched roofs, most usually with prominent gables, although hipped roofs can be incorporated. Eaves are not usually very wide. The main material is the clay barrel tile, sometimes pan tile, left unfinished. The idiom works well in combination with flat roof portions, usually with parapets and prominent scuppers. ·
Contemporary Roof Types:
Flat roofs, with parapets or eaves. Some kinds of sloped (sheds or leans-to, butterfly, saw tooth) or vaulted (barrel) roofs, done in concrete or metal, with a more linear, geometrically simpler facture and bold colors, work well within the limits of this idiom. Drainage is usually concealed.
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Buildings and Façades Building Elements: Walls - Arcades
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WALLS Blank walls are unacceptable. Enliven a blank wall by adding a stucco band or a tile wainscot, a row of accent elements, such as ornamental lighting fixtures or decorative medallions. Screen it with planting –hedges, vines, etc. Highlight openings by using color or adding molding around it, awnings, canopies and eyebrows above it, shutters, etc. Use required expansion joints, jointing and bonding patterns, etc., to your advantage.
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ARCADES The colonnaded or arcaded walk is essential for protection from the sun and weather inclemency. They provide opportunity for window-shopping and is an important inducement to impulse buying. Make arcades at least 12 to 15 feet wide. Arcades higher than 12 feet allow placing signs in the interior wall surface. Avoid cantilevered canopies. Define the outer edge of the covered walk with a line of columns, with either flat beams or arches, according to the architectural idiom you have selected. Sizing, and proportions of the supporting members, scale of the openings and material selection for the arcade are important factors in the definition of the character of the building. The exterior surface of the arcades can be enhanced by simple means, as described previously for walls. Place glazed window storefronts along the arcade. The floor surface is an important component of any architectural space. Untreated concrete slabs are discouraged. You may enliven a floor by creatively using the design of joints, tile insets, color and texture variations, stamped patterns, etc. Ceilings are another important component of the arcade, and its meaningful use is often forgotten. Small details can signal that you care for the customer: add seating, water fountains, payphones, trash bins. Group them meaningfully, using them to break long, tedious walks along the arcade. Coordinate their design and color with the rest of the urban furniture. See page 27 above for seating and public amenities recommendations.
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Buildings and Façades Building Elements: Storefronts
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STOREFRONTS The use of reflecting glazing is discouraged. See page 43 below for requirements for window signs. “Frame” the storefront as much as possible without robbing flexibility to your tenant spaces. The character of the storefront – mullion profile, material and finish, glass type, size, spacing- should be in harmony with the architectural character of the whole building. Provide means of protection against forced entrance and versus hurricane force winds and debris. Provide for adequate illumination levels at the storefronts. Make sure that the main entrance doors to the businesses comply with accessibility requirements and match the storefront design.
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Buildings and Façades Building Elements: Facade Articulation
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FAÇADE ARTICULATION Long unbroken façade lines should be enhanced by introducing variety through the use of articulation elements. However, don’t overdo the façade. In order to maintain human scale and cohesiveness, work in three levels: · · ·
Define the overall building character; Divide the façade with major elements, such as columns, arches, towers, dormers, awnings, canopies and eyebrows; Add accents and highlights with minor trim elements such as moldings, medallions, and finials.
Major Elements Avoid excessive articulation Major elements should be proportioned to the overall façade. The addition of any major element to a façade should be undertaken in the context of the whole building, as long as the neighboring buildings.
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Buildings and Façades Building Elements: Arcade - Overhangs ARCADES See above, page 36.
OVERHANGS: AWNINGS AND CANOPIES Coordinate the color of awnings and canopies with the building color palette. See section on colors, page 47 below. Carefully proportion overhangs with respect to opening being protected. Leave about two thirds of the opening height uncovered. Configuration of the awnings should harmonize with the opening shape and the building character. Awnings must be of fireproof construction and fabric.
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Buildings and Façades Building Elements: Towers and Roof Appendages
TOWERS AND ROOF APPENDAGES A way to articulate a monotonous roofline is through the meaningful use of towers, dormers, eyebrows, monitors, skylights and similar penetrations. Remember that different architectural idioms call for a different set of elements. Towers can be made more significant by using them to carry important identification elements, a public clock, a sundial, maybe some kind of public art, such as a mural or a bas-relief.
Trim The repertoire of available decorative applications is practically endless. It should be used with the outmost care and with exacting criteria, considering the architectural idiom and character of the building, size and scale, height and distance of the element respect to the viewer, etc. · · · · · · · · · · ·
Running plaster, wood, or concrete moldings, belt courses, flat decorative bands in tile, brick or stucco; Joint lines, for expansion, construction or purely decorative; Inset medallions, rosettes, festoons, tablets (with carved text or without it), masks or decorative tile or mosaic; Screens in different materials (wood, masonry, metal), scale and patterns, such as grillwork, latticework, jalousies, tracery, louvers, brise-soleils, shutters; Texture and facture treatments, from the simpler stucco textures to sgraffito or bas-relief; Brackets, consoles; Decorative scuppers and spouts; Columns, pilasters; Finials, pediments; Clock, sundials; Lighting fixtures and permanent signage may be used as effective decorative elements without forgetting its practical importance.
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Buildings and Façades Building Elements: Rear Entrances
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REAR ENTRANCES
Rear entrance appearance may be as important to the customer as the appearance of the primary entrance. If customer parking is provided at the back of the building, many patrons may use rear entrance to access the business. Even with parking at the front, lack of care for the rear entrance increase the perception of crime and decreases the appeal of the whole structure. Enhance rear entrance with signage and landscaping elements. Use colors and signage to match those of your front façade. Place plants and shrubs near the entrance door. Use built-in or box planters if there is room. One alternative is using trellis, either attached to the walls, or integrated into a pergola. Improve lighting, mainly at the entrances. Replace existing blank doors with improved doors with glazing. Protect doors with eyebrows, canopies or other weather protection devices. Re-instate blocked-up openings with glazed windows. Use these windows for display. In compliance with the City code, locate dumpsters in enclosed areas. Screen trash receptacles, utility lines, meters and panels, using landscaping and fencing materials coordinated with the main building. Screens may not be totally opaque.
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Buildings and Façades Lighting ·
LIGHTING
Adequate lighting enhances the perception of safety and attracts customers. Of course, lighting should be adequate to the task being performed in a particular area, but do not forget the decorative use of lighting. You can use it to your advantage to highlight special features of your structure. Lighting fixtures are an important element and utmost care should be given to their selection. Coordinate their design, materials and colors with the building. Important requirements are the resistance to weather and vandalism, initial and maintenance costs. Lighting fixtures may be used as a decorative element.
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Buildings and Façades Architectural Signs ·
ARCHITECTURAL SIGNS
Architectural signs are those attached to the building. They are perceived as an integral part of the building architecture. By location they can be classified as: · ·
·
Wall sign: Should be used as the main sign. No bigger than 2 square feet per linear foot of façade. Check local codes for other requirements. Projecting sign: Should be small (maximum of 6 square feet), usually best mounted at ends of the sign band, or directly above the entrance of the business. Do not use them as the predominant sign for your business. Allow at least 8 feet of clear passing space below them. Projections should be less than 6 feet from the façade of the building. Window signs: A short-range complement to the main sign, mounted behind the display window glazing. Do not cover more than 20% of the glass area. Remember to check with the City Community Development Department before you invest your time and money into signage, which does not meet the local codes requirements. Use signs which size, color, shape and location complement the façade. Signs should not overpower the façade. If necessary, break down the symbol into smaller units, placed in a logical and pleasant composition. Do not obscure architectural elements. If possible, in new or remodeled facades, provide a specific area (a sign band) for sign placement. This area can be highlighted by changes in material, texture or color, relief, a decorative molding, etc. Awnings and canopies may be used for building signs. However, remember do not overpower the awning/canopy. In multi-tenant buildings, articulate the sign band to clearly denote the existence of individual businesses.
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Buildings and Façades Architectural Signs In multi-tenant buildings, individual shop signs should relate to each other in design, size, proportions, color and lettering style. All signs should be based on the same design principles, such as dark lettering on light background or vice versa, the use of similar lighting methods, etc. It is particularly encouraged to establish a unique sign format for multi-tenant buildings. Projecting signs shall be hung at the same height and be considered for approval together. Sign materials shall harmonize or complement the building materials. Make sure there is enough contrast between lettering and background colors. Avoid hand-lettered and window signs. Lettering style should harmonize as much as possible with the architectural idiom of the structure. Remove unused sign supports. Limit the number of permanent window and storefront signs to store identifications signs. Limit the size and number of temporary signs (such as special sale signs). Do not used paper signs taped to the windows. Temporary signs should be hung, maintaining a clear separation from the glass.
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Buildings and Façades Architectural Signs: Sign Lighting ·
SIGN LIGHTING Illuminated signs are important to make appear an environment lively, inviting and safe to pedestrian and passing motorists. They are important for businesses that stay open at night, and attract attention after-hours to daytime stores. Externally lighted signs The use of externally illuminated symbols is encouraged. Select a luminary design that shields the light source from the viewer’s sight. The design shall be as unobtrusive as possible. Color it to blend with the building background. The lighting fixture for the sign can be used as a decorative element in itself. Backlit signs or letters, providing contrast against a glowing background, is a good alternative. Choose a source of illumination with attention to factors such as color rendering and intensity. A poorly selected choice may alter the colors of a sign and make it unrecognizable. While a weak light source may make a sign indistinguishable, overly bright signs can cause passers to look away rather than read them.
Internally illuminated signs Signs may be internally lighted. Neon is a viable alternative for display window signs. It is very visible, flexible and inexpensive to operate. However, using neon as a major wall sign is discouraged.
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Colors & Materials
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Colors and Materials Colors COLORS AND MATERIALS ·
COLORS
Color is one of the most cost effective and dramatic improvements that can be made to a building. Colors help to unify elements within the façade, and relate different buildings between them. Color can be used to minimize visual problems, such as inappropriate materials, undesirable functional elements, disrepair, etc. ·
USAGE RECOMMENDATIONS Distinguish between base color and accent colors. Base color is the color of the biggest surfaces, such as walls, roofs, piers, etc. Major accent colors define decorative or structural elements of the building, such as the cornice, beams, columns, window frames, etc. You may enhance or enliven the color scheme established by the base and accent color by introducing trim colors, a darker or brighter variation of the accent color, to highlight hardware details, window trim and molding, etc. However, be careful to not over decorate the façade. Your structure may look better with a simpler color scheme.
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Colors and Materials Colors: Selection: Base Colors ·
SELECTION
BASE COLORS Select a light shade for base color. Light colors reflect well the heat and are a safe, traditional choice for Florida. Pastels, earth and harvest tones are all appropriate selections. However, you may want to use a brilliant, bolder color for certain smaller structures or elements, such as a metal roof.
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Colors and Materials Colors: Selection: Accent and Trim Colors ACCENT AND TRIM COLORS Accent colors shall be slightly darker or lighter than the base color, or a contrasting color in a similar shade. You should be very careful if selecting a very contrasting color. The use of “electric”, “neon”, or “day-glow” colors is discouraged.
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Colors and Materials Materials
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MATERIALS
All buildings should be faced with durable materials, exhibiting a high quality appearance. Use one predominant material. Accent materials, such as stucco bands, tile insets, stainless steel railings, wood trim, are encouraged. Many materials are appropriate, but be careful to match the material to the architectural idiom being used. Adequate materials should be selected in dependence of the desired final effect and the architectural idiom of the structure. In general, the following materials are acceptable for the three recommended styles (for roof characteristics, see page 35): ·
Stucco or plaster, smooth finishes, painted
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Architectural cast-in-place and pre-cast concrete, painted or exposed
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Painted or stained wood (or high quality fiber-cement wood plank imitation)
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Glass
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Architectural Metals, preferably with shop-applied color finishes, such as anodizing or powder coating
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Wood, either painted or stained
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Materials to be avoided are:
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Exposed, not finished non-architectural concrete
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Exposed brick
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Shingles
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Reflective (mirror) glass
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Butt joint and flush glazing systems
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Different architectural idioms, however, may use other materials, single or in combination:
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Mediterranean Buildings: Stone (oolitic limestone, marble, travertine), cast stone, unglazed and glazed ceramic tile, Venetian and heavy textured plasters.
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Tropical Vernacular Buildings: Patined copper, unfinished wood, unglazed ceramic tile, cast stone, stone (oolitic limestone, slate).
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Contemporary Buildings:
Steel, aluminum and other metals in a satin or metallic finish, architectural precast concrete, exposed architectural concrete masonry units, structural glazed units, glass block, terrazzo, stone (granite, limestone and sandstone, slate) glazed ceramic tile, resilient flooring finishes (vinyl composition, rubber, etc.), butt-joint or flush glazing. Avoid heavy textured stuccos.
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“We Care”
Storefront Design Guidelines Prepared for: City of Lauderdales Lakes Prepared by: The Corradino Group Mayor: Samuel Brown Vice Mayor: David W. Shomers Deputy Vice Mayor: Eric L. Haynes Commissioners: John Billingsley, Jr. Samuel Goldstein Hazelle Rogers Levoyd Williams
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